3794 Fong Ranch Rd
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63699, -121.48811
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $538,000 ($473,000–$603,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$37,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jan 11, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
New home at 3794 Fong Ranch Rd: Active in "Issued" for 6.9 yr (first record Dec 16, 2019) with no new permit activity recorded in 6.7 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (0.49 mi W, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,583/yr at $538,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$549/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 6,159 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03150
- Addresses on lot:
- 3794 FONG RANCH RD
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0063J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $473,000 – $603,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Nearby Activity (½ mile radius, since November 2024)
7 active or recent development projects (120 housing units across completed, permitted, and pipeline stages) and 198 total building permits recorded within ½ mile.
- New construction2 permits (115 units)
- Adds housing (ADU)4 permits (4 units)
- Additions & renovations37 permits
- Building systems137 permits
- Repairs10 permits
- Other8 permits
Developments Deserving Closer Investigation & Active Area Builders
- Holiday Inn (In review)0.49 mi W
In "In review" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Fong Ranch Apartments - Version 2 (Fee estimate)0.46 mi SW
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (384 housing units, $91,000,000 declared valuation across 2 permits).
- New home at 3794 Fong Ranch Rd (Issued)On this parcel
Active in "Issued" for 6.9 yr (first record Dec 16, 2019) with no new permit activity recorded in 6.7 yr.
- Twin River Workforce Housing (Fee estimate)0.47 mi S
In "Fee estimate" for 15 mo (since Aug 25, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (115 housing units, $32,315,300 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: DR Horton (1 on parcel, 527 in ½ mi · New single-family home); Dynamic Pools And Spas (1 on parcel, 2 in ½ mi · Pool / spa); Clark Wagaman Designs (9 in ½ mi · Addition (adds square footage)); Sac Pool Pros Service (6 in ½ mi · Pool / spa); River City Window And Door (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2200242 | Pool / spa | Expired Permit | Iss. Jan 11, 2022 | $100,535 | IN GROUND GUNITE POOL AND SPA |
| RES-1924367 | New single-family home | Issued | Iss. Mar 5, 2020 | $338,877 | Plan 2529 B Lot 97. New 2 story, 4 bedroom single family residence with 4.20 KW solar valued at $7000. 1st floor 1082; 2… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2020).